Aspen Heights
Aspen Heights is a 999-year condominium in District 9 (River Valley) that obtained TOP in 1998, with 606 units across 2 blocks. Across 1,025 transactions on record, units have recently transacted around S$3.30M (S$2,404 psf, ~1,324 sqft). There are 53 units for sale from S$2.25M to S$6.88M. The lease has approximately 814 years remaining.
| Tenure | 999-year leasehold from 1841 (≈814 years left) |
|---|---|
| TOP year | 1998 |
| Developer | DBS REALTY PTE LTD |
| Units | 606 in 2 blocks |
| District and area | District 9 · River Valley · CCR |
| Nearest MRT | Fort Canning MRT, 537 m (~8 min walk) |
| Latest median psf | S$2,404 psf, last 12 URA caveats to Aug 2026 |
What's for sale and for rent at Aspen Heights?
Aspen Heights has 53 units listed for sale, asking S$2.25M to S$6.88M (median S$2,517 psf), and 68 units for rent at a median of S$6,000 a month.
For sale
53 listings
S$2.25M – S$6.88M
For rent
68 listings
S$950 – S$13,500 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 2-bedroom | 27 | S$2.25M–S$2.73M | S$1,772 psf |
| 3-bedroom | 14 | S$3.68M–S$4.09M | S$2,369 psf |
| 4-bedroom | 2 | S$4.38M–S$4.38M | — |
| 5-bedroom | 10 | S$6.80M–S$6.88M | S$2,517 psf |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at Aspen Heights?
Floor plans for Aspen Heights aren't in PropKaki's library yet. Across 1,000 URA caveats, units range from 883 sqft to 3,197 sqft, and the middle half are 1,324 sqft to 1,582 sqft.
| Unit type | Sizes listed for sale | Asking from |
|---|---|---|
| 2-bedroom | 883 sqft to 1,518 sqft | S$2.25M · S$1,772 psf |
| 3-bedroom | 1,324 sqft to 1,745 sqft | S$3.68M · S$2,369 psf |
| 4-bedroom | 1,582 sqft | S$4.38M |
| 5-bedroom | 2,691 sqft to 2,702 sqft | S$6.80M · S$2,517 psf |
Check the Floor Plan Finder for Aspen Heights →
Unit sizes from URA caveats. Listed sizes from current property listings.
What is the price and PSF at Aspen Heights?
Units have recently transacted around S$3.30M (S$2,404 psf), at a gross rental yield of about 1.8% (URA caveat data).
Recent median price
S$3.30M
recent · 1,025 sales on record
Median PSF
S$2,404 psf
recent transactions
Median rent (monthly)
S$4,840
5,897 rentals on record
Gross rental yield
1.8%
indicative, gross
Units currently for sale are asking a median of S$2,517 psf — about 5% above the most recent transacted PSF.
Source: URA caveat data, through Aug 2026.
What has recently sold at Aspen Heights?
Aspen Heights has 1025 recorded sales; the most recent transacted at S$4,100,000 in Aug 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Aug 2026 | S$4,100,000 | 1,582 | S$2,591 psf |
| Jun 2026 | S$2,510,000 | 1,044 | S$2,404 psf |
| Jun 2026 | S$3,300,000 | 1,324 | S$2,492 psf |
| May 2026 | S$3,330,000 | 1,324 | S$2,515 psf |
| May 2026 | S$3,360,000 | 1,324 | S$2,538 psf |
| Apr 2026 | S$2,620,000 | 1,119 | S$2,340 psf |
| Mar 2026 | S$3,300,000 | 1,324 | S$2,492 psf |
| Feb 2026 | S$3,290,000 | 1,324 | S$2,485 psf |
| Feb 2026 | S$2,532,888 | 1,119 | S$2,263 psf |
| Jan 2026 | S$3,725,000 | 1,572 | S$2,370 psf |
| Oct 2025 | S$3,150,000 | 1,324 | S$2,379 psf |
| Oct 2025 | S$3,550,000 | 1,582 | S$2,244 psf |
1,025 sales and 5,897 rentals on record since Jan 1995. Source: URA.
Are prices at Aspen Heights rising?
The median transacted PSF at Aspen Heights has risen 68% over the past 9 years (2017–2026), from S$1,480 psf to S$2,485 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$2,485 psf | S$3.30M | 10 | +7.9% |
| 2025 | S$2,304 psf | S$3.15M | 15 | +3.6% |
| 2024 | S$2,225 psf | S$2.94M | 14 | +6.0% |
| 2023 | S$2,100 psf | S$2.96M | 10 | +3.2% |
| 2022 | S$2,035 psf | S$2.81M | 10 | +7.8% |
| 2021 | S$1,888 psf | S$2.86M | 25 | +7.8% |
| 2020 | S$1,751 psf | S$2.55M | 11 | +3.1% |
| 2019 | S$1,699 psf | S$2.46M | 11 | +1.1% |
| 2018 | S$1,681 psf | S$2.40M | 12 | +13.6% |
| 2017 | S$1,480 psf | S$2.00M | 26 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
Is Aspen Heights a good investment?
Of 488 units at Aspen Heights that were bought and later resold (bought from 1995, resold up to 2026), 74% sold for more than they were bought for, with a median gain of 16% over a median 7.6-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 1.8%. Units listed now ask about 5% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
74%
of 488 resales here
Median gain
16%
gross, before costs
Median hold
7.6 years
bought to resold
Every unit at Aspen Heights with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
Where is Aspen Heights and what's nearby?
Aspen Heights is located in River Valley, in the Central Region of Singapore.
Aspen Heights is a 999-year condominium completed in 1998. It was developed by DBS REALTY PTE LTD. The development has 606 residential units. It sits on a land area of 31,987 sqm and has a gross floor area of 89,564 sqm. The plot ratio is 2.8.
ASPEN HEIGHTS is located at 261 River Valley Road, Singapore 238307. It is part of District 09, Orchard / Cairnhill / River Valley, River Valley. The project falls within the Central Region and the CCR market segment.
The nearest rail connection is Fort Canning MRT, approximately 537m away, around 8 minutes on foot. Nearby amenities include Robertson Walk for shopping, THE BUTCHER (SINGAPORE) PTE. LTD. for groceries, Blk 1 Jalan Kukoh for food options, and Jubilee Park (Fcp) for greenery and recreation. Facilities in the development include Barbeque Area, Clubhouse, Fitness corner, Function room, Gymnasium room, and Jogging track.
How far is Aspen Heights from MRT and schools?
The nearest MRT/LRT to Aspen Heights is Fort Canning MRT, about 537 m away (~8 min walk). 1 school is within 1 km, including 1 primary school.
Getting around
- Fort Canning MRT537 m · ~8 min
- Somerset MRT626 m · ~10 min
- Great World MRT709 m · ~11 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- River Valley Primary SchoolPrimary schoolwithin 1 km · P1 priority474 m
- School Of The Arts, SingaporeMixed-level school1.1 km
- St. Margaret's School (Primary)Primary school1.2 km
- Anglo-Chinese School (Junior)Primary school1.6 km
- Alexandra Primary SchoolPrimary school1.8 km
- Gan Eng Seng SchoolSecondary school1.9 km
- Zhangde Primary SchoolPrimary school2.0 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
Who built Aspen Heights and how big is the development?
Aspen Heights was developed by DBS REALTY PTE LTD, with 606 units over up to 16 storeys.
- Developer
- DBS REALTY PTE LTD
- Floors
- 16 storeys
- Blocks
- 2
- Land area
- 31,987 sqm (344,305 sqft)
- Gross floor area
- 89,564 sqm (964,058 sqft)
- Plot ratio
- 2.80
What facilities does Aspen Heights have?
Aspen Heights has 13 facilities, including Barbeque Area, Clubhouse, Fitness corner, Function room, and more.
What does it cost to own a unit at Aspen Heights?
Buying a unit at Aspen Heights (~S$3.30M) needs about S$24,157/mo in income and S$11,114/mo in repayments, after S$137,600 stamp duty and a S$825k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$3.30M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$137,600
BSD, tiered
Downpayment (25%)
S$825k
cash + CPF
Monthly instalment
S$11,114/mo
30y @ 3.5%
Income required
S$24,157/mo
TDSR @ stress rate
How many property agents are active around Aspen Heights?
8,303 CEA-registered agents closed at least one recorded deal in District 9 — where Aspen Heights sits — in the last 12 months, across all property types.
Active agents · 12mo
8,303
District 9 · closed ≥1 deal
Deals on record
67,358
all-time · all property types
Source: CEA public transaction records, attributed to District 9 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
Thinking about Aspen Heights? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from Aspen Heights's own transactions.
PropKakiRecent units at Aspen Heights sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about Aspen Heights
Is Aspen Heights freehold?⌄
No. Aspen Heights is on a 999-year lease that started in 1841, with about 814 years left.
How old is Aspen Heights?⌄
Aspen Heights was completed (obtained TOP) in 1998, so it is about 28 years old.
Is Aspen Heights a good investment?⌄
Of 488 units at Aspen Heights that were bought and later resold (bought from 1995, resold up to 2026), 74% sold for more than they were bought for, with a median gain of 16% over a median 7.6-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 1.8%. Units listed now ask about 5% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Is Aspen Heights an EC?⌄
No. Aspen Heights is a private condominium, not an executive condominium (EC).
Who is the developer of Aspen Heights?⌄
Aspen Heights was developed by DBS REALTY PTE LTD.
What is the price of a condo at Aspen Heights?⌄
Units at Aspen Heights have recently sold for around S$3.30M (S$2,404 psf), the median of the last 12 URA caveats to Aug 2026. The price depends on size, floor and facing. 53 units are listed for sale from S$2.25M to S$6.88M.
Where is Aspen Heights located?⌄
Aspen Heights is at 261 River Valley Road, Singapore 238307, in River Valley (District 9). The nearest MRT station is Fort Canning MRT, about 537 m away.
How many units are there in Aspen Heights?⌄
Aspen Heights has 606 units in 2 blocks, up to 16 storeys high.
How much do I need to earn to buy at Aspen Heights?⌄
For a unit around S$3.30M as a first home, you'd need roughly S$24,157/mo in income (assessed at the stress-test rate), with repayments near S$11,114/mo after a S$825k (25%) downpayment and S$137,600 Buyer's Stamp Duty.
Are prices at Aspen Heights going up?⌄
The median price per square foot at Aspen Heights has risen about 68% between 2017 and 2026, based on URA caveats. The year-by-year figures are in the price-trend table above.
Which primary schools are within 1 km of Aspen Heights?⌄
River Valley Primary School is within 1 km of Aspen Heights. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.